20217 Shadowood Cir · Damascus, VA 24361

$349,000

3 bd · 2.0 ba · 2,364 sqft · SingleFamily public records · 190 Days on market

Built 1797 1.18 ac lot $148/sqft · 23% below area Est $453k · 23% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +6.5/10.0
• Schools +6.2/10.0
• Cash flow +5.9/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• 1% rule +0.1/10.0

Listing remarks MLS

Discover the timeless charm of the historic "Buchanan Litz" home, a circa 1797 gem nestled on a serene acre of land between the picturesque towns of Abingdon and Damascus, Virginia. Originally constructed by Thomas Berry—a Revolutionary War veteran who was commissioned to survey the iconic "Great Road" from Watauga to the ford at the South Holston River—this property stands as a living piece of American history, lovingly stewarded through generations. Constructed when Abingdon was a budding settlement, the area was still largely surrounded by vast wilderness. Early inhabitants included farmers and a wagon maker who played an integral role as early settlers in Washington County. As you enter the property, a gently curved drive welcomes you to the home, which was expanded in 1903, transforming the original 1797 dwelling into a turn-of-the-century farmhouse. The welcoming porch provides space for an outdoor dining table overlooking the picturesque pasture of a neighboring farm. Relax on the porch swing with a coffee and watch the songbirds. Surrounded by the natural beauty of Southwest Virginia, this 1.18 acre retreat provides ample space for gardens, outdoor gatherings, or simply enjoying the pastoral views. The moment you enter the home, you'll feel embraced by the warmth and character of this historic property. Wooden beams, original floors, doors, and hardware transport you to another era. Classic architecture blends period details with thoughtful updates offering a harmonious balance of heritage and modern comfort. The kitchen and adjoining dining room are anchored by a comforting wood stove as well as a historic fireplace mantle for seasonal decor. Three bedrooms, a main-level office space, two full baths, a laundry room, and two staircases create a flexible layout.

Key facts

• Serene acre of land
• Wooden beams
• Pastoral views

Tags

• HISTORIC HOME
• SERENE ACRE OF LAND
• TURN-OF-THE-CENTURY FARMHOUSE
• WELCOMING PORCH
• PASTORAL VIEWS
• WOODEN BEAMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-688 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (34.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (49.2% below list).
• Recommended offer: $177k (49.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#328 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B+; Watch: health & safety C-, crime D+, amenities F.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 36 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $11k appreciation (3.1% local appreciation)).
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; list at $349k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1797 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,383 (49.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1797 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.51% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.45%
• DSCR: 0.62
• GRM: 16.4

CMA / ARV

• ARV (median comp): $453,291
• List price: $349,000
• Delta: -23.01%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29153 Rhea Valley Rd	0.17mi	3/2.5	2,204 (-7%)	7mo	$500,000	$227	73

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-880
• Equity at exit: $158,090

10-year hold

• IRR: 3.8%
• Equity multiple: 1.58×
• Total profit: $56,779
• Equity at exit: $244,544

Cash invested: $97,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 24361

• Home prices YoY: 1.6%
• Active inventory: 36
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-688

Break-even live

Break-even rent $2,645

Max offer price $227,389

Occupancy floor —

Sensitivity live

Price	-10% $-491	-5% $-590	+0% $-688	+5% $-787	+10% $-886
Rent	-10% $-829	-5% $-758	+0% $-688	+5% $-618	+10% $-548
Rate	-1.0pp $-513	-0.5pp $-600	base $-688	+0.5pp $-779	+1.0pp $-871

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $349,000 Active 190 DOM
2. 2026-06-18
   days on market $349,000 Active 189 DOM
3. 2026-06-17
   days on market $349,000 Active 188 DOM
4. 2026-06-16
   days on market $349,000 Active 187 DOM
5. 2026-06-15
   days on market $349,000 Active 186 DOM
6. 2026-06-14
   days on market $349,000 Active 184 DOM
7. 2026-06-13
   days on market $349,000 Active 183 DOM
8. 2026-06-10
   days on market $349,000 Active 181 DOM
9. 2026-06-09
   days on market $349,000 Active 180 DOM
10. 2026-06-08
    days on market $349,000 Active 179 DOM
11. 2026-06-07
    days on market $349,000 Active 178 DOM
12. 2026-06-02
    days on market $349,000 Active 173 DOM
13. 2026-06-01
    days on market $349,000 Active 172 DOM
14. 2026-05-31
    days on market $349,000 Active 171 DOM
15. 2026-05-30
    days on market $349,000 Active 170 DOM
16. 2026-04-12
    price $349,000 1832-char remark

    Show marketing remark (2060 chars)

    Discover the timeless charm of the historic ''Buchanan Litz'' home, a circa 1797 gem nestled on a serene acre of land between the picturesque towns of Abingdon and Damascus, Virginia. Originally constructed by Thomas Berry—a Revolutionary War veteran who was commissioned to survey the iconic ''Great Road'' from Watauga to the ford at the South Holston River—this property stands as a living piece of American history, lovingly stewarded through generations. Constructed when Abingdon was a budding settlement, the area was still largely surrounded by vast wilderness. Early inhabitants included farmers and a wagon maker who played an integral role as early settlers in Washington County. As you enter the property, a gently curved drive welcomes you to the home, which was expanded in 1903, transforming the original 1797 dwelling into a turn-of-the-century farmhouse. The welcoming porch provides space for an outdoor dining table overlooking the picturesque pasture of a neighboring farm. Relax on the porch swing with a coffee and watch the songbirds. Surrounded by the natural beauty of Southwest Virginia, this 1.18 acre retreat provides ample space for gardens, outdoor gatherings, or simply enjoying the pastoral views. The moment you enter the home, you'll feel embraced by the warmth and character of this historic property. Wooden beams, original floors, doors, and hardware transport you to another era. Classic architecture blends period details with thoughtful updates offering a harmonious balance of heritage and modern comfort. The kitchen and adjoining dining room are anchored by a comforting wood stove as well as a historic fireplace mantle for seasonal decor. Three bedrooms, a main-level office space, two full baths, a laundry room, and two staircases create a flexible layout. Whether you're a history enthusiast or seeking a unique family haven, the ''Buchanan Litz'' home invites you to become part of its storied legacy. Schedule a viewing today and experience the enduring allure of this once-in-a-lifetime property.

17. 2026-04-12
    price $349,000 2060-char remark

    Show marketing remark (2060 chars)

    Discover the timeless charm of the historic ''Buchanan Litz'' home, a circa 1797 gem nestled on a serene acre of land between the picturesque towns of Abingdon and Damascus, Virginia. Originally constructed by Thomas Berry—a Revolutionary War veteran who was commissioned to survey the iconic ''Great Road'' from Watauga to the ford at the South Holston River—this property stands as a living piece of American history, lovingly stewarded through generations. Constructed when Abingdon was a budding settlement, the area was still largely surrounded by vast wilderness. Early inhabitants included farmers and a wagon maker who played an integral role as early settlers in Washington County. As you enter the property, a gently curved drive welcomes you to the home, which was expanded in 1903, transforming the original 1797 dwelling into a turn-of-the-century farmhouse. The welcoming porch provides space for an outdoor dining table overlooking the picturesque pasture of a neighboring farm. Relax on the porch swing with a coffee and watch the songbirds. Surrounded by the natural beauty of Southwest Virginia, this 1.18 acre retreat provides ample space for gardens, outdoor gatherings, or simply enjoying the pastoral views. The moment you enter the home, you'll feel embraced by the warmth and character of this historic property. Wooden beams, original floors, doors, and hardware transport you to another era. Classic architecture blends period details with thoughtful updates offering a harmonious balance of heritage and modern comfort. The kitchen and adjoining dining room are anchored by a comforting wood stove as well as a historic fireplace mantle for seasonal decor. Three bedrooms, a main-level office space, two full baths, a laundry room, and two staircases create a flexible layout. Whether you're a history enthusiast or seeking a unique family haven, the ''Buchanan Litz'' home invites you to become part of its storied legacy. Schedule a viewing today and experience the enduring allure of this once-in-a-lifetime property.

18. 2026-03-25
    price $359,900 2060-char remark

    Show marketing remark (1832 chars)

    Discover the timeless charm of the historic "Buchanan Litz" home, a circa 1797 gem nestled on a serene acre of land between the picturesque towns of Abingdon and Damascus, Virginia. Originally constructed by Thomas Berry—a Revolutionary War veteran who was commissioned to survey the iconic "Great Road" from Watauga to the ford at the South Holston River—this property stands as a living piece of American history, lovingly stewarded through generations. Constructed when Abingdon was a budding settlement, the area was still largely surrounded by vast wilderness. Early inhabitants included farmers and a wagon maker who played an integral role as early settlers in Washington County. As you enter the property, a gently curved drive welcomes you to the home, which was expanded in 1903, transforming the original 1797 dwelling into a turn-of-the-century farmhouse. The welcoming porch provides space for an outdoor dining table overlooking the picturesque pasture of a neighboring farm. Relax on the porch swing with a coffee and watch the songbirds. Surrounded by the natural beauty of Southwest Virginia, this 1.18 acre retreat provides ample space for gardens, outdoor gatherings, or simply enjoying the pastoral views. The moment you enter the home, you'll feel embraced by the warmth and character of this historic property. Wooden beams, original floors, doors, and hardware transport you to another era. Classic architecture blends period details with thoughtful updates offering a harmonious balance of heritage and modern comfort. The kitchen and adjoining dining room are anchored by a comforting wood stove as well as a historic fireplace mantle for seasonal decor. Three bedrooms, a main-level office space, two full baths, a laundry room, and two staircases create a flexible layout.

19. 2026-03-25
    price $359,900 1832-char remark

    Show marketing remark (1832 chars)

    Discover the timeless charm of the historic "Buchanan Litz" home, a circa 1797 gem nestled on a serene acre of land between the picturesque towns of Abingdon and Damascus, Virginia. Originally constructed by Thomas Berry—a Revolutionary War veteran who was commissioned to survey the iconic "Great Road" from Watauga to the ford at the South Holston River—this property stands as a living piece of American history, lovingly stewarded through generations. Constructed when Abingdon was a budding settlement, the area was still largely surrounded by vast wilderness. Early inhabitants included farmers and a wagon maker who played an integral role as early settlers in Washington County. As you enter the property, a gently curved drive welcomes you to the home, which was expanded in 1903, transforming the original 1797 dwelling into a turn-of-the-century farmhouse. The welcoming porch provides space for an outdoor dining table overlooking the picturesque pasture of a neighboring farm. Relax on the porch swing with a coffee and watch the songbirds. Surrounded by the natural beauty of Southwest Virginia, this 1.18 acre retreat provides ample space for gardens, outdoor gatherings, or simply enjoying the pastoral views. The moment you enter the home, you'll feel embraced by the warmth and character of this historic property. Wooden beams, original floors, doors, and hardware transport you to another era. Classic architecture blends period details with thoughtful updates offering a harmonious balance of heritage and modern comfort. The kitchen and adjoining dining room are anchored by a comforting wood stove as well as a historic fireplace mantle for seasonal decor. Three bedrooms, a main-level office space, two full baths, a laundry room, and two staircases create a flexible layout.

20. 2025-12-12
    listed $369,900 Active 1832-char remark

    Show marketing remark (2060 chars)

    Discover the timeless charm of the historic ''Buchanan Litz'' home, a circa 1797 gem nestled on a serene acre of land between the picturesque towns of Abingdon and Damascus, Virginia. Originally constructed by Thomas Berry—a Revolutionary War veteran who was commissioned to survey the iconic ''Great Road'' from Watauga to the ford at the South Holston River—this property stands as a living piece of American history, lovingly stewarded through generations. Constructed when Abingdon was a budding settlement, the area was still largely surrounded by vast wilderness. Early inhabitants included farmers and a wagon maker who played an integral role as early settlers in Washington County. As you enter the property, a gently curved drive welcomes you to the home, which was expanded in 1903, transforming the original 1797 dwelling into a turn-of-the-century farmhouse. The welcoming porch provides space for an outdoor dining table overlooking the picturesque pasture of a neighboring farm. Relax on the porch swing with a coffee and watch the songbirds. Surrounded by the natural beauty of Southwest Virginia, this 1.18 acre retreat provides ample space for gardens, outdoor gatherings, or simply enjoying the pastoral views. The moment you enter the home, you'll feel embraced by the warmth and character of this historic property. Wooden beams, original floors, doors, and hardware transport you to another era. Classic architecture blends period details with thoughtful updates offering a harmonious balance of heritage and modern comfort. The kitchen and adjoining dining room are anchored by a comforting wood stove as well as a historic fireplace mantle for seasonal decor. Three bedrooms, a main-level office space, two full baths, a laundry room, and two staircases create a flexible layout. Whether you're a history enthusiast or seeking a unique family haven, the ''Buchanan Litz'' home invites you to become part of its storied legacy. Schedule a viewing today and experience the enduring allure of this once-in-a-lifetime property.

21. 2025-12-12
    listed $369,900 Active 2060-char remark

    Show marketing remark (2060 chars)

    Discover the timeless charm of the historic ''Buchanan Litz'' home, a circa 1797 gem nestled on a serene acre of land between the picturesque towns of Abingdon and Damascus, Virginia. Originally constructed by Thomas Berry—a Revolutionary War veteran who was commissioned to survey the iconic ''Great Road'' from Watauga to the ford at the South Holston River—this property stands as a living piece of American history, lovingly stewarded through generations. Constructed when Abingdon was a budding settlement, the area was still largely surrounded by vast wilderness. Early inhabitants included farmers and a wagon maker who played an integral role as early settlers in Washington County. As you enter the property, a gently curved drive welcomes you to the home, which was expanded in 1903, transforming the original 1797 dwelling into a turn-of-the-century farmhouse. The welcoming porch provides space for an outdoor dining table overlooking the picturesque pasture of a neighboring farm. Relax on the porch swing with a coffee and watch the songbirds. Surrounded by the natural beauty of Southwest Virginia, this 1.18 acre retreat provides ample space for gardens, outdoor gatherings, or simply enjoying the pastoral views. The moment you enter the home, you'll feel embraced by the warmth and character of this historic property. Wooden beams, original floors, doors, and hardware transport you to another era. Classic architecture blends period details with thoughtful updates offering a harmonious balance of heritage and modern comfort. The kitchen and adjoining dining room are anchored by a comforting wood stove as well as a historic fireplace mantle for seasonal decor. Three bedrooms, a main-level office space, two full baths, a laundry room, and two staircases create a flexible layout. Whether you're a history enthusiast or seeking a unique family haven, the ''Buchanan Litz'' home invites you to become part of its storied legacy. Schedule a viewing today and experience the enduring allure of this once-in-a-lifetime property.

22. 2019-08-28
    soldstatus $199,900
23. 2019-08-28
    soldstatus $199,900
24. 2019-08-28
    soldstatus $199,900
25. 2019-07-02
    listed $199,900
26. 2019-07-01
    listed $199,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $1,370 · $114/mo
• Projected year-2 tax: $2,862 · $238/mo
• Expected delta: +$1,492/yr (+$124/mo · 109.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,286
• − Mortgage interest: −$19,549
• − Property taxes: −$1,370
• − Insurance: −$1,745
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$10,153
• Taxable loss: −$14,937
• Est. tax savings @ 24.0%: +$3,585
• After-tax cash flow: $-4,676/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Damascus

• Score: 65/100
• State rank: #328
• US rank: #12403

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing B- Health & safety C- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,644

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.06%
• Current HPI: 190.3097
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

+74.6% since first listed

11 events — show timeline

• 2026-04-12 Price Changed $349,000 SWVAR
• 2026-04-12 Price Changed $349,000 TVRMLS
• 2026-03-25 Price Changed $359,900 TVRMLS
• 2026-03-25 Price Changed $359,900 SWVAR
• 2025-12-12 Listed $369,900 TVRMLS
• 2025-12-12 Listed $369,900 SWVAR
• 2019-08-28 Sold (Public Records) $199,900 Public Records
• 2019-08-28 Sold (MLS) $199,900 SWVAR
• 2019-08-28 Sold (MLS) $199,900 TVRMLS
• 2019-07-02 Listed $199,900 SWVAR
• 2019-07-01 Listed $199,900 TVRMLS

Property tax history

+6.0%/yr

Latest (2025): $1,370 · +27.4% YoY. Source: county tax records.